I would keep doing what you're doing and let the chips fall where they may.

We had about 380 sq/ft of new oak floor laid down and 290 sq/ft of original flooring that we had refinished.

Here is a breakdown of the items they saw that needs attention.Needs minor trash removal; needs mownSupport post trim needs replaced; badly deteriorated; upper trim needs scraped and paintedBroken panes on side back needs replacedReplace fixture on front porch; flood lights on backNeeds some minor trash removed and minor work done220 wiring needs secured;not up to code, needs to be placed inside conduit.Install new furnace filterClean and paint register ventsInstall apprx. 4 door stopsFull interior rent ready cleaning required after all work completeReplace as needed to match all light bulbsSteam clean all carpet; sweep and mop vinylReplace missing storm door, paint interior doorPaint all wallsPaint door; interior shows signs of previous leak, but doesn’t appear to be a current problem; paint interiorSeal gaps in side window; paint all; seals appear damaged on double pane windows; may not be an issueReplace screensInstall two smoke detectorsInstall two blindsTouch up, as neededPaint all window sealsSeals appear bad; paintInstall screenVery old and drawers fall out; should be replaced with new; secure handles, if keptHas several large chips; functional sink otherwiseInstall two strainers Install fire extinguisherPaint side exit doorEstimated cost is $4,000. 

If you decide to go the SBA route, look at Live Oak Bank.  

Are they going to reflash her modem hardware with secret fast software or replace her modem Chips with custom ASICS and recalibrate her signal with extenders?

On my last Reno, we actually left the brown paneling, and instead put in a white oak vinyln floor.

Little strokes fell mighty oaks, it is an amazing opportunity that BP presents.

I believe the rafters are 2x8 oak, but I could be way off base there.

my plan is looking like a BRRR is the best solution, IF the lender will allow NO money down or IF they will allow a 3rd private loan/family member to chip in the 10% or whatever I need for "skin in the game".from there, after 70k initial capital improvements to get the rent up, I would be 'all-in' (purchase of say 640 + 10 closing + 20 finders fee + 70 repairs) at 740k. 

Broken and chipped asbestos tile siding, some facia, but not all.